09 & 10 Nov 2013

SINGAPORE PROPERTY GENERAL

Ageing Singapore to get first retirement village

Source: The Straits Times

After more than two decades of debate and deliberation, Singapore’s first retirement living community will finally be built at Jalan Jurong Kechil. Property developer World Class Land (WCL), a subsidiary of jewellery group Aspial Corp, plans to build the facility on a 10,170 sq m plot of land, roughly the size of 11/2 football fields. It won a tender in November 2012 by offering close to $75 million for the 60-year leasehold land earmarked for residential use.

The tender documents said the developer is free to build private flats, condominium units or a retirement living community. A WCL spokesman said “The details are still in the planning stage and subject to approval from the authorities.”

The project has to be completed within five years of the tender being awarded, which means by November 2017. A spokesman for the Urban Redevelopment Authority (URA) said the site was released with special conditions “to facilitate the development of a private retirement housing product by the market”.

These include a choice of 30-year, 45-year or 60-year lease options, all shorter than the usual 99 years and special provision of elder-friendly services. The developer tendered for the 60-year option and can, for instance, use the 10 per cent bonus gross floor area to build services such as medical clinics and “communal living facilities” like activity rooms and a cafeteria or restaurant. Restrictions on the maximum number of units that can be built – popularly known as the “anti-shoebox rule” was also removed to allow the developer to build smaller studio apartments popular in retirement communities overseas.

The URA spokesman said: “We are monitoring the response and outcome of this pilot site before deciding whether more such sites will be released in future.”

The residential resale property market softened in October, with prices falling for both private and public homes, according to a data compiled by the major real estate agencies.

The flash report showed the resale price index for non-landed residential private homes dipping 0.1 per cent to 176.2 from September. As for Housing and Development Board (HDB) homes, the resale price index fell 1.6 per cent to 148.

Analysts cited an increasing or upcoming supply of homes and government measures that tempered demand as the main reasons for the price fall. For private homes, an estimated 486 units changed hands last month, a 13.6 per cent improvement from September’s 428 units but still more than a 50 per cent drop from a year ago.

Two of the three market sectors registered declines in resale prices. In the Core Central Region (CCR), prices fell 0.5 per cent in October to 162.9 on the resale price index, reversing from a 4.1 per cent gain the month before. Outside Central Region (OCR), or mass-market homes, fell for the second straight month, with the index losing 1.4 per cent to 177.3. Prices for the Rest of Central Region (RCR) edged up 0.4 per cent to 175.6 on the index, reversing from a 4 per cent loss the month before.

The private rental market was also hit in October, with transactions down 4 per cent from September to an estimated 2,575 units, while the rental price index fell 1.5 per cent to 128.8 – the lowest level since June last year.

Consultants expect resale volume to remain low in the coming months as property and financial measures, and an increasing supply, continue to curb interest.

Over in the resale HDB market, the prices fell despite improved volumes. An estimated 1,318 HDB flats were sold in October, 26.5 per cent higher than September but still a 20 per cent drop from a year ago. Cash over valuation (COV) continued its descent, with the median at $12,000 in October, a 20 per cent drop from the month before. The lowest median for this cash premium was from Punggol, at $5,000. The highest median of $38,000 was from Bukit Merah. COVs could stabilise at around $10,000 by the end of the year some property consultants believe.

The HDB rental market was more stable, with median rents staying at $2,400 per month in October. This was despite the number of HDB flats rented last month increasing 7.7 per cent from September to an estimated 1,506 units.

The Alex Residences condominium is the latest to cut prices as developers struggle to move units in a weak property market. The 429-unit project near Redhill MRT station will launch at an average $1,650 per sq ft (psf) when sales begin next on November 16, SingLand said.

This is cheaper than the development’s next-door neighbour Echelon, which launched last December and is fully sold. Units there went for an average $1,795psf, Urban Redevelopment Authority (URA) data shows.

Mr Michael Ng, group general manager of UIC, SingLand’s parent company said about 150 units at the 99-year leasehold development would be released in the first phase and nearly 90 per cent of them will cost less than $2 million each.

Prices start at $760,000 for a 474 sq ft one-bedder and go up to slightly above $2 million for a 1,044 sq ft three-bedroom unit. The project is expected to be completed in February 2019.

Prices could also be lowered slightly at the launch of the 660-unit Duo Residences in Bugis, though developer M+S is keeping mum. Priority sales of the 99-year leasehold project near Kampong Glam will be on November 14, with public balloting on November 15.

The lure of waterfront living and sweeping views of the Strait of Singapore have made District 4 – encompassing Keppel Bay, Mount Faber, Sentosa and Telok Blangah – a coveted residential enclave. There are about 6,300 units in the vicinity, with prime homes on Sentosa Island and HarbourFront comprising 60 per cent of the total, noted a property consultant.

The proximity of projects in Sentosa and HarbourFront to the sea means they command a price premium over other developments in the vicinity. For example, average prices of homes at the Marina Collection on Sentosa are about $2,900 per sq ft (psf), while units at Corals at Keppel Bay go for about $2,000 psf. Homes farther inland fetch significantly lower prices. Units at The Interlace in Depot Road go for about $1,100 psf, for example.

However, property cooling measures and the Total Debt Servicing Ratio framework introduced in late June have whittled down demand for homes on Sentosa. Developers are responding by holding back on launches in the hope of a recovery in the luxury homes sector, according to property consultancy Colliers International.

Developers IOI and Ho Bee have decided to rent out units at the recently completed Cape Royale on Sentosa instead of selling them. This comes on the back of healthy leasing demand in the area, with gross rental yields ranging from 2.5 per cent for older freehold developments to 4 per cent for newer 99-year leasehold condos said a property consultant.

Industrial landlord and developer JTC Corporation said that the net allocation of prepared industrial land (PIL) doubled in the third quarter of 2013, but the net allocation for ready-built facilities (RBF) remained in the negative.

It said in its quarterly facilities report that net allocation, which refers to the amount of land or space leased or rented to companies in a specified period minus returns or terminations, for PIL in Q3 was 9.6 ha, more than double the 4.2 ha from the previous quarter. PIL is land offered by JTC that is ready for lessees to develop their own industrial facilities that usually comes with some amenities, such as road access, storm drains and frontage.

As for RBF, which are various types of JTC factories built in anticipation of demand, net allocation in Q3 stayed in the red at minus 800 sq m, the same as it was in Q2. The average occupancy rate of RBF remained at 95.2 per cent.

JTC also said that more RBF can be expected fairly soon. The Surface Engineering Hub at Tanjong Kling is expected to be completed this quarter. MedTech 1, the first development in MedTech Hub at Tukang Innovation Park, is expected to be ready in the first quarter of 2014. Also expected to be ready from the latter half of 2014 and 2015 are CleanTech Two, the second building at CleanTech Park, as well as Towers A, B and C for Phase 2A at Fusionopolis.

Singaporeans will be able to have a say in the naming of MediaCorp’s new premises at one-north. More details will be revealed in the coming months, as Singapore’s leading media company prepares to move to its future home, currently dubbed Mediapolis.

The new media centre – which will be opened in 2015 – will house some 2,800 staff. It will feature a fully-integrated newsroom bringing together television, radio and print operations under one roof and a 1,600-seat Broadcast Performance Arts Theatre.

With its classical facade, a revolving door and a 25m-tall skylight atrium, The Heeren at 260 Orchard Road is now home to the 186,000 sq ft flagship of department store Robinsons, across six levels.

It will move out of The Centrepoint next year, after 31 years, when its lease is up. Called Robinsons Orchard, the new $40-million store opened on November 8. It offers 380 new brands, of which more than 280 are exclusive to this store.

Even as Guardian Health & Beauty continues to expand its local and regional footprint, the homegrown chain will launch a large-scale e-commerce platform, through which its customers can place orders and get their purchases delivered. Guardian is also shooting for a net increase of 12 stores next year. It now has 154 outlets islandwide.

At least five fashion boutiques are opening this month as Singapore becomes quite the magnet for ambitious retailers seeking global domination. Swedish high street retailer COS, for one, will be unveiling its first outlet at Ion Orchard on November 15, while other brands like Roger Vivier, Valextra and Kate Spade Saturday have also just opened their first boutiques here recently.

American designer Tom Ford will also make his debut at Marina Bay Sands early next year, while French luxury leather brand Goyard will unveil its Takashimaya Shopping Centre boutique later this month.

Some Indian fine dining restaurants are going on a modernist spree, ready to regain the spotlight by shedding the image of the cuisine as an antiquated, calorie and curry-laden affair.

One such new entrant is Pind Balluchi, a 70-seat modern Indian bar and grill that opened in Clarke Quay four months ago. At three-month-old Earl of Hindh in Sentosa Cove, whiskey connoisseurs and fans of traditional Indian food can now pair their two loves in a chic seaside restaurant that sits easily within a row of Western eateries.

And after being in operation for 28 years, Tandoor restaurant at the Holiday Inn City Centre also underwent a $1.5 million facelift to replace its décor.

Since China banned “zero or negative fare” tour groups, Singapore saw a decline in the number of Chinese tourist groups in October 2013. Such tour groups typically charge below market rate fares as they do not include charges like admission fees to places of attractions. Over the same period, Singapore saw an increase in the number of free independent travellers with higher spending power from China.

INSTITUTIONS

Upcoming hub to help disabled in job push

Source: The Straits Times

SG enable will make a push for more job opportunities for the disabled even as the agency prepares to make its new building at Redhill fully operational. The agency dedicated to enabling people with disabilities aims to position the building as a hub where the disabled can conveniently get support services.

By early 2015, the building will house an information and referral centre, a career centre offering job placement and support services, and facilities for courses and on-the-job training.

Kwong Wai Shiu Hospital celebrated its 103rd anniversary on November 9. The hospital and nursing home, which currently cares for 350 patients, will be expanded to a 600-bed facility by 2017, making it the largest nursing home in the country.

The UOL Group’s third-quarter net profit rose 6 per cent to $93.5 million, from $87.8 million a year earlier. The property and hospitality group’s revenue for the July-September quarter slipped 6 per cent, however, to $261.8 million.

The fall stemmed mainly from property developments as construction of various projects (including Double Bay Residences and Waterbank at Dakota in Singapore) was completed in 2012 or early 2013. However. revenue from all other segments recorded improvements. The increase was due mainly to revenue from Parkroyal on Pickering and Pan Pacific Serviced Suites Beach Road in Singapore, which opened in the first and second quarter of 2013 respectively, along with higher revenue from Parkroyal Darling Harbour and Parkroyal Yangon.

The group said that as at end-October, 330 units have been sold at the recently launched 445-unit Thomson Three condo in Upper Thomson Road.

Far East Hospitality Trust (Far East H-Trust) posted a distribution per stapled security (DPS) of 1.41 cents for the third quarter ended September, falling short of its forecast of 1.53 cents by 7.8 per cent. This was on the back of income available for distribution missing its forecast of $26.1 million by 7.4 per cent, at $24.2 million.

The hotels missed its average revenue per available room forecast by 8.9 per cent, at $167.1, as a result of a lower-than-expected average daily rate (ADR), which was 10.6 per cent below forecast. On the serviced residences end, revenue per available unit was $229.5, 2.6 per cent below forecast, as ADR was 2.9 per cent lower than expected, due to promotional rates to attract longer stays.

While the challenging operating environment is expected to last through Q4, it should improve in 2014, with the staging of the biennial Singapore Airshow and the Food and Hotel Asia exhibition. In the meantime, it intends to upgrade about 10 per cent of the hotel rooms and serviced residence units in the portfolio in the next 12 months.

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